Ground Floor Commercial
Hotel Entry Courtyard
Publicly Accessible Park
Adventure Play Area
Future Street Extension
Mill District will provide 473 parking spaces, including 75 on-street parking spaces. Some are on the streets under shade trees, but the majority are underground and hidden from view.
Mill District will be adjacent to many forms of transportation and promote alternative transportation throughout the site including bicycles and car share programs.
Off street parking will be utilized on all streets and residences will be accommodated with internalized structured parking in each phase. Multi-family residential units will wrap the exterior of the structure thereby hiding the interior parking core.
On street parking along Mill District’s frontage, along Healdsburg Avenue, will be subject to approval by the City. Mill District proposes on-street parallel parking. There will be a total of 75 new on-street parking stalls created by Mill District, both within Mill District Site and on Healdsburg Avenue to calm traffic exiting the Northbound Downtown Healdsburg freeway off-ramp.
Streets for vehicular circulation will be designed for low volume residential use. Mill District’s curvilinear streets and tree bulb-outs at corners purposely slow down travel speed, which is a desired characteristic for a safe residential neighborhood.
Building Twice As Much Affordable Housing As We're Required To:
Mill District proposes to build a maximum total of 208 residential dwellings. Of that total, up to 146 units will comprise market rate residences and 40 will be rental multi-family units.These units will be built in partnership with Eden Housing, based in Hayward, CA and designed by Pyatok Architects, based in Oakland, CA. The City’s inclusionary housing requirement is for 24 units to be made available to families with very low, low and moderate incomes. Mill District proposes to almost double our required contribution, constructing an additional 16 units beyond what the City of Healdsburg requests. All 40 will be available for rent by households with low (up to 80% of Area Median Income (AMI)) to very low (up to 50% of AMI) income.
These units will range from studios to 3 bedrooms, and will be located immediately adjacent to market rate, multi-family buildings and common areas. In this way, they will be truly inclusive and integrated within Mill District, sharing connectivity, design themes, and access to gardens and plazas. These units will be made available to Healdsburg residents and employees in accordance with the City’s local preference policy.
First Middle Income Units in Healdsburg:
Mill District is voluntarily providing 22 middle income units (120 – 160% AMI) within the overall project which will be made available to Healdsburg residents and employees in accordance with the City’s local preference policy. A minimum of 14 middle income units will be rental and the remainder will be for-sale units.
Eden Housing builds and maintains high-quality, well-managed, service-enhanced, affordable housing communities that meet the needs of lower income families, seniors, and persons with disabilities. They revitalize California communities through their affordable housing development and property management activities, through the partnerships they establish, and the investments they make in California neighborhoods. Additionally, Eden provides free social services and supportive programs tailored to meet the needs of each specific project’s residents.
Mill District will honor the City's vision, as set forth in the Central Healdsburg Avenue Plan:
"To create a distinct district that connects to, but is differentiated from, the existing downtown." - CHAP 2013
Promote city-centered growth by redeveloping a former industrial site with compact and efficient new mixed use development adjacent to planned public transportation
Respect and preserve the City's history and General Plan tenets by creating the "Mill District" neighborhood that incorporates features from the former mill operation into Mill District design
Develop compatibly with the downtown area and the City plaza through pedestrian and bicycle linkages for Mill District residents and visitors
Develop and operate a 53-room hotel and spa that complements Healdsburg’s small-town charm and supports Mill District’s economic feasibility, while contributing to its diversity
Construct a sufficient number of market rate units to provide for the economic viability of the Project while allowing for development of affordable housing multi-family units that assist the City in meeting its affordable housing goals
Preserve a grove of Redwood trees on the former House of Sonoma site in a park setting that will include recreational opportunities and provide a welcoming visual experience for pedestrians, motorists and cyclists at the southern entrance to the downtown area
Beautify and enhance the image of central Healdsburg Avenue as a primary entryway and key corridor used by visitors and residents to the City
Promote the revitalization and economic vitality of existing and future planned uses in the Plan area by encouraging the kind of new development that supports a healthy community and reduces blight
Design for and promote pedestrian and bicycle use in the Plan area, linked to other parts of the community, including the historic depot area and the Foss Creek Pathway
Maintain and enhance vehicle ingress/egress to existing and planned uses in the area
Enhance the streetscape image to spur removal of blighted conditions such as abandoned and underdeveloped buildings and nonconforming signage and to encourage development of private property and buildings
Provide site planning and architectural design guidance for phased development on the site Project Site consistent with adopted objectives of the CHAP. Provide for and encourage transit related housing, including inclusionary housing, as part of a mix of uses
Construct deed-restricted inclusionary rental multi-family units that will address an unmet, yet significant, demand in the City that exceeds the City’s inclusionary requirement
Support improved access and mobility to rail station by providing an easement within the Project to allow for the construction of a pedestrian safe crossing from the south side of the tracks
Incorporate sustainability design including the first to use Healdsburg’s Electric "Green Rate", installation of recycled water pipe, electric vehicle parking, low impact development features, 30,000 sf Solar Photovoltaic, bicycle parking, and a Sustainable Accredited Project
Mill District is designed in accordance with the provisions of Healdsburg’s 2030 General Plan, adopted July 2009 and amended in 2011 and in accordance with the Vision and Guiding & Framework Principles for Central Healdsburg Avenue Special Plan Area outlined in the CHAP, Final Draft, November 2013. Mill District is also designed in accordance with the provisions of the City’s Municipal Code, Title 20, Land Use Code; current through Ordinance 1152, passed August 15, 2016. Mill District is designed in accordance with the provisions of the Mixed Use (MU) Zoning Code, Land Use Code Chapter 20.8, Article VI. Mill District will maintain the existing Zoning and General Plan designations.
Higher density more efficient multi-family housing which promotes sustainability both in terms of denser/ more efficient use of land, as well as lower energy usage with common wall construction and lower volume to exterior surface area than single family development
Less public infrastructure requirements (piping, roads, sidewalks, streetlights, etc.) both in terms of energy usage and embodied energy in materials.
Best practices in storm water retention and treatment will be employed to improve water runoff quality.
Solar photovoltaics will be employed on individual buildings to bring down the requirement for the City to increase overall energy needs.
Providing additional hotel rooms and housing minimizes inter-county commuting and auto trips, reducing greenhouse gases
Mill District's design is in strict compliance with the General Plan and Zoning Conformance.
|GOVERNING DOCUMENTS||CURRENT PROPOSAL|
|ZONING||Mixed Use (MU)||Mixed Use (MU)|
|DENSITY||Bonus Density (16 x 1.35 = 21.6)||+/- 0.2 Gross FAR
21.6 Units Per Acre
|OVERALL SITE COVERAGE||60%||+/- 40%|
|HEIGHT||35-50 feet||< 50 feet|
|SHARED PARKING PEAK DEMAND||419 spaces||473 spaces|
|INCLUSIONARY HOUSING||24 affordable units||40 "very-low/lower income" affordable units
22 "middle income" units
GREG ASHLEY, CSO, REPLAY